Floor plan - what would you do?

[begoniabloom]

Hi all, we are looking at buying this property - I’ll add a floor plan below. It’s not been touched for 60 years and needs a complete refurb so we have the chance to add our own stamp to it.

I think I can see what we can do downstairs to get open plan family living but I’m struggling to picture upstairs. In an ideal world I want 4 bedrooms a family bathroom and an en-suite up there but I think that’s being too ambitious! I can see how we can make 3 good sized bedrooms but can’t see the en-suite unless we extended or went into the loft to make a big master suite?

I’d love to hear your ideas - thanks in advance!

I love a good floor plan WWID fantasy but the image isn't there for me

www.rightmove.co.uk/property-for-sale/property-68029173.html

Can’t figure out how to add a picture so here is a link to the house.

Which direction is the house facing?

Back garden is south west facing

Assuming south facing, I'd leave the living room as it is, keeping it separate from the main living space. I'd tear town the lobby/walls between the kitchen, dining room and sitting room and create a beautiful light filled LKD space. I'd keep the utility room as it is. You could probably fit another bedroom upstairs too if you wanted to.

Oops, cross post! I'd probably still do the same tbh, with the walls down more light will be able to flood in to the space.

that's a great house.

I would definitely make a downstairs loo from the under stair store and a small slice of the dining room where that little window is.

I would definitely merge the kitchen, dining room and sitting room to make an open plan area for cooking eating and hanging out and watching TV, so that the other room can be cosy with sofas and a fire and no tv. I would be re-sectioning a different slice to be utility room as I would want the kitchen to have the back window.

upstairs I would be making a full size bathroom from the wc and the large store next to it, but would make a towel store cupboard (starting from waist-high) in the wasted space above the lower part of the stairs.

What a gorgeous house. Upstairs I think I'd probably just leave it as 2 non-en-suite bathrooms, by extending the separate loo into the store. I like 2 doors between my pillow and my husband having a poo :) And 2 upstairs bathrooms are really flexible for a family. However you could treat the second bedroom as a master and take the store and loo for an en suite, and maybe a bit of a walk-through wardrobe area.

Downstairs maybe think about using the utility better to get either a downstairs loo and laundry, or an office area if needed.

If you’ve got deep pockets I’d knock down the kitchen/utility and re-do it as a 2 storey extension. Open out the dining room into the new extension So it’s a kitchen/diner/living area and build a small side extension onto the right of the kitchen for a long utility room.

Then upstairs if the toilet/store isn’t too small you could turn that into a family bathroom, you could move the door along on bedroom 2 to maximise the space available. Then turn the 3rd bedroom into an ensuite for the master then your walkway into the extension for the 3rd bedroom and ensuite would be where the bathroom is now.

Lovely house though and has huge potential!!! I hope you’re successful in buying it!

I hate en suites
we have a shower room and a bathroom
that have turned into girls and boys - so one is full of hair stuff and the other full of shaving stuff
it means no queues morning or night

if you want another bedroom, convert the loft.

Assuming south facing, I'd leave the living room as it is, keeping it separate from the main living space. I'd tear town the lobby/walls between the kitchen, dining room and sitting room and create a beautiful light filled LKD space. I'd keep the utility room as it is

This. Except I might create a downstairs loo in the utility area.

I'd definitely knock through kitchen, dining and sitting room too and keep utility as is... Add a loo here if not one already

Fantastic house! I think your utility is massive so would consider combining dining, kitchen and some of utility into one big kitchen diner. I think you could still have a utility from bit on the right. I'd be reluctant to get rid of that lovely big sitting room at the front.

I would create a downstairs wc under the upstairs one. Then knock dining room, kitchen and left hand portion of the utility together. Currently none of the living space has rear garden view/access. I would create a large kitchen diner , maybe with french doors to the garden. There should still be space for a small utility with the right hand portion.

No help as I'd leave it as it is except the bathroom, it's gorgeous! I love the kitchen.

What is your budget?

If you want to create an en suite, you could take out the wardrobe in the bedroom and them pinch a bit from adjacent bedroom and put it in there.

Could you put the bathroom where the store room is next to the WC to make bed 3 a bit bigger?

I ask budget as decoration aside I would guess £70-100k needed to do what you want to do.
Rewire
Replumb
Structural work to make open plan
New kitchen
Downstairs cloakroom
New bathroom upstairs in store area - new waste
New ensuite created - new waste and studs
Strip out existing bathroom and new stud walls to bedroom 3
All assumes no structural work needed upstairs
Flooring throughout upstairs.
Flooring throughout majority of downstairs.

Ah thanks so much for all of your ideas....you have all had similar thoughts to me.

Budget wise we are massively over stretching with this property which would leave us with about 40k initially to start the works. Luckily my hubby is handy which helps. I’m under no illusions...I know it’ll take about £100k to get the house into top condition (and to do it justice!) but this would be our forever home so we would be in no rush.

Downstairs I think we would knock the utility, kitchen and dining spaces into 1 room and maintain sliding doors into the lounge with the bay for optimal family living. I would absolutely have to have glass at the end leading out into the garden. I can def see a utility room to the back right hand side and also a cloaks room in the store to the side of the front door.

Initially, I agree this is a 3 bed house. I’m seeing the bathroom being moved over to the left in the old store and toilet and making bedroom 3 bigger by swallowing up the existing bathroom. Bedroom 4 and an en-suite would perhaps come further down the line if in the attic if money allowed.

Fingers crossed we get it!!

Op I was just coming on to say what you did, about making a bathroom where the store is and making a bigger bedroom using the existing bathroom.

It's a fab house. Really beautiful bones with great room sizes.
It's also so easy to take the kitchen across the back also leaving 3 reception rooms. And not blocking out light because of the position of the stairs.

I love it. I know you wouldn't be able to do it now, but my long term plan would be extending out the side where the garage is to get an amazing master bedroom suite, and huge living/kitchen. Might be a tad ambitious £££ wise though!